23166 NW 180th Ave · High Springs, FL 32643

$225,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 90 Days on market

Built 2023 4,356 sqft lot ↓ 6% since listing

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale. Subject to a short sale. Low-maintenance exterior and quality finishes throughout this 3-bedroom, 2-bath home located on a quiet street in High Springs with no HOA. Just steps from Catherine Taylor Park and the Douglass Community Center. This home features vaulted ceilings and an open floor plan. The spacious primary suite includes a walk-in closet and private bath. Interior finishes include luxury vinyl plank flooring, ceramic tile, wood cabinetry, stone countertops, and stainless-steel appliances. Conveniently situated less than one mile from downtown High Springs and Main Street, close to nearby Springs and quick access to I-75 for commuting to Gainesville.

Key facts

• Quiet street
• Open floor plan
• Walk-in closet

Tags

• LOW-MAINTENANCE EXTERIOR
• QUALITY FINISHES
• QUIET STREET
• VAULTED CEILINGS
• OPEN FLOOR PLAN
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.0% in High Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#506 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Alachua (urban): math 49% / reading 54% proficiency, ranked #30 of 73 in FL (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: High Springs Community School (math 68% / reading 60%, grade B, #552 of 2,144 statewide, top 26%, 974 students, 45% FRL); Santa Fe High School (math 35% / reading 56%, grade D-, #223 of 667 statewide, top 34%, 1,154 students, 47% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 192 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 38% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-9,250
• Equity at exit: $33,548

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $27,275
• Equity at exit: $19,454

Cash invested: $63,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32643

• Home prices YoY: -5.5%
• Active inventory: 192
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,643 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$388 /mo · $4,660/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $426

Break-even live

Break-even rent $2,104

Max offer price $225,000

Occupancy floor 79%

Sensitivity live

Price	-10% $553	-5% $489	+0% $426	+5% $362	+10% $298
Rent	-10% $217	-5% $321	+0% $426	+5% $530	+10% $634
Rate	-1.0pp $539	-0.5pp $483	base $426	+0.5pp $367	+1.0pp $308

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18160 High Springs Main St Unit 1359107P High Springs, FL	2.0	1.0	990	$2,646	$2.67	23d	1	0.72mi
17451 Southside Ct High Springs, FL	2.0	1.0	1132	$1,800	$1.59	23d	1	0.79mi

Listing history 16 events

1. 2026-06-10
   remarks 699-char remark
2. 2026-06-10
   status $225,000 Pending 90 DOM
3. 2026-06-09
   days on market $225,000 Active 90 DOM
4. 2026-06-08
   days on market $225,000 Active 89 DOM
5. 2026-06-07
   days on market $225,000 Active 88 DOM
6. 2026-06-05
   days on market $225,000 Active 85 DOM
7. 2026-06-03
   days on market $225,000 Active 84 DOM
8. 2026-06-02
   days on market $225,000 Active 83 DOM
9. 2026-06-01
   days on market $225,000 Active 82 DOM
10. 2026-05-31
    days on market $225,000 Active 81 DOM
11. 2026-05-30
    days on market $225,000 Active 80 DOM
12. 2026-03-11
    listed $225,000 Active 680-char remark

    Show marketing remark (680 chars)

    Short Sale. Subject to a short sale. Low-maintenance exterior and quality finishes throughout this 3-bedroom, 2-bath home located on a quiet street in High Springs with no HOA. Just steps from Catherine Taylor Park and the Douglass Community Center. This home features vaulted ceilings and an open floor plan. The spacious primary suite includes a walk-in closet and private bath. Interior finishes include luxury vinyl plank flooring, ceramic tile, wood cabinetry, stone countertops, and stainless-steel appliances. Conveniently situated less than one mile from downtown High Springs and Main Street, close to nearby Springs and quick access to I-75 for commuting to Gainesville.

13. 2023-12-29
    soldstatus $248,000
14. 2023-12-28
    soldstatus $248,000 Closed 411-char remark

    Show marketing remark (411 chars)

    Brand new quality built 3/2 home is completed. Lots of other new homes in the neighborhood. This home has an open floor plan, vaulted ceilings, luxury vinyl plank, tile and stainless steel appliances. There are no deed restrictions or HOA. It is walking distance to a community park and close to downtown High Springs. Easy commute to Gainesville, Newberry, or Lake City. You won't want to miss seeing this one!

15. 2023-11-27
    status Pending 411-char remark

    Show marketing remark (411 chars)

    Brand new quality built 3/2 home is completed. Lots of other new homes in the neighborhood. This home has an open floor plan, vaulted ceilings, luxury vinyl plank, tile and stainless steel appliances. There are no deed restrictions or HOA. It is walking distance to a community park and close to downtown High Springs. Easy commute to Gainesville, Newberry, or Lake City. You won't want to miss seeing this one!

16. 2023-07-18
    listed $240,000 Active 411-char remark

    Show marketing remark (411 chars)

    Brand new quality built 3/2 home is completed. Lots of other new homes in the neighborhood. This home has an open floor plan, vaulted ceilings, luxury vinyl plank, tile and stainless steel appliances. There are no deed restrictions or HOA. It is walking distance to a community park and close to downtown High Springs. Easy commute to Gainesville, Newberry, or Lake City. You won't want to miss seeing this one!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,660 · $388/mo
• Projected year-2 tax: $4,660 · $388/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,710
• − Mortgage interest: −$12,603
• − Property taxes: −$4,660
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − Depreciation: −$6,545
• Taxable income: $1,702
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $4,698/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Alachua
• NCES district ID: 1200030
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $42,683
• Composite: 43.31/100
• National rank: #3038
• State rank: #30 of 73 in FL

Livability — High Springs

• Score: 68/100
• State rank: #506
• US rank: #9346

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C+ Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Springs, FL
• County: Alachua County · 218,005 people
• City population: 11,953
• Metro: Gainesville, FL
• Population (ZIP): 11,953
• Household income: $83,386
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 150.0

Population outlook (Alachua County) Hauer SSP2

• Today (2025): 289,834 people
• By 2030: 305,873 · +5.5%
• By 2040: 335,246 · +15.7%
• By 2050: 364,719 · +25.8%
• By 2075: 436,665 · +50.7%
• By 2100: 482,920 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Cuban 1%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Alachua

• 2024 margin: Strong D (+21.0) · D 59.7% · R 38.8% · Other 1.5%
• 2008→2024 swing: -0.6pp no change · 2008: 21.6pp · 2024: 21.0pp
• All cycles: 2024: D+21.0 2020: D+27.2 2016: D+22.5 2012: D+17.3 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.02%
• Current HPI: 308.0178
• Rent YoY: —
• Metro: Gainesville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-6.2% since first listed

5 events — show timeline

• 2026-03-11 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-29 Sold (Public Records) $248,000 Public Records
• 2023-12-28 Sold (MLS) $248,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-18 Listed $240,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+45.4%/yr

Latest (2025): $4,660 · +3.8% YoY. Source: county tax records.